Renovated Duplex with
New
For Sale
$499,900
12084 ABBY ROAD, Philadelphia, PA 19154
Two updated residences provide separate utilities, private laundry, and flexible finished space for occupants or tenants.
Property Size1,920 SF
Price / SF$260.36
Days on Market3
Property Features for 12084 ABBY ROAD
General Information
Standard status
Active
Size
1,920 SF
Total Parking Spaces
2
Property subtype
Duplex
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Parking per Unit
1
Additional Details
Public Transit
Yes
Amenities
private washer & dryer
Building Details
Year Built
1977
Buildings
1
Listing Agency:
20/20 Real Estate - Bensalem
(215) 357-2020
Listed By:
Hashem Mustafa
(856) 433-4002
Source:
Cummingsrealtors
Added: Sep 20
Changed: Sep 22
Last Checked: Sep 22 at 1:51PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of 20/20 Real Estate - Bensalem
Investment Insights
Based on property information with market context.
Located at 12084 Abby Road in Philadelphia, this 1,920-square-foot duplex was built in 1977 and has undergone extensive renovation. The property contains two two-bedroom residences with updated kitchens and bathrooms, vinyl flooring, recessed lighting, media walls, and refreshed interior finishes. Each unit has its own utilities and private washer and dryer.
The lower level adds a finished bedroom, living area, and renovated bathroom, expanding the property's usable layout. Two rear parking spaces are included, with one assigned to each residence. The property is in Northeast Philadelphia near shopping, major roadways, public transportation, and everyday amenities.
The lower level adds a finished bedroom, living area, and renovated bathroom, expanding the property's usable layout. Two rear parking spaces are included, with one assigned to each residence. The property is in Northeast Philadelphia near shopping, major roadways, public transportation, and everyday amenities.
Key Highlights
- 1,920‑square‑foot duplex built in 1977
- Two renovated 2‑bedroom units
- Finished lower level with bedroom, living area, and renovated bathroom
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$32,765
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.55%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$655,300
$655.3K
Cap Rate 7%
$468,071
$468.1K
Cap Rate 9%
$364,056
$364.1K
Market Conditions
NOI Build-Up for 1,920 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$49.5K $25.80/SF
− Vacancy
−$2.7K −$1.42/SF
EGI
$46.8K $24.38/SF
− OpEx
−$14.0K −$7.31/SF
NOI
$32.8K $17.06/SF
Area
Philadelphia, PA
Vacancy
5.51%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$655,300
Cap Rate 7%
$468,071
Cap Rate 9%
$364,056
Alternative Uses
Best Use
Multifamily LT 5
$468.1K
$409.6K – $546.1K
NOI $32,765 @ 7.0% cap · market cap 6.55%
Second Best
Apartment 5plus
$431.4K
$377.5K – $503.4K
NOI $30,201 @ 7.0% cap · market cap 6.04%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
465
Businesses Nearby
Explore this area
Business Placement
Demographics for 19154, PA
34,681
Population
13,296
Households
2.6
Avg Household Size
39
Median Age
27%
College-Educated
91%
High-School Grad
6.4 sq mi
ZIP Area
5,419
Density / Sq Mi
$93,479
Median Household Income
$50,969
Median Earnings
$1,396
Median Rent
$274,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two updated residences provide separate utilities, private laundry, and flexible finished space for occupants or tenants.
Where is this duplex located?
The property is located at 12084 ABBY ROAD Philadelphia, PA.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: 1,920‑square‑foot duplex built in 1977; Two renovated 2‑bedroom units; Finished lower level with bedroom, living area, and renovated bathroom
